Renovated 22-Unit Stockton Apartment
For Sale
Contact for pricing
623-627 N Edison St, Stockton, CA 95203
Completely renovated 22-unit apartment building near downtown Stockton.
Property Size9,016 SF
Price / SF$266.08
Days on Market110
Property Features for 623-627 N Edison St
General Information
Standard status
Active
Size
9,016 SF
Property subtype
Multifamily
Net Operating Income
$163,508
Building Details
Year Built
1950
Units
22
Listing Agency:
Arriaga Real Estate
(916) 799-9213
Listed By:
Frankie Thornton · License #CA 01250086
Source:
Crexi
Added: May 9
Changed: Aug 21
Last Checked: Aug 26 at 4:35PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Arriaga Real Estate
Investment Insights
Based on property information with market context.
This 22-unit apartment building presents an investment opportunity near downtown Stockton. The property comprises 3 two-bedroom units, 11 one-bedroom units, and 8 studios. The building has been renovated with an investment exceeding $300,000. Many units feature tile flooring, double pane windows, granite countertops, and new kitchens. Recent improvements include the remodeling of 8 units, exterior painting, rewiring of the electric panel, and the installation of new water and sewer lines. A new commercial water heater has been installed, and the roof has been waterproofed. The property size is 9,016 square feet. A roof inspection report is available upon request.
Key Highlights
- Excellent going‑in CAP rate for investment property.
- Completely renovated with over $300K investment.
- 22‑unit apartment building with a mix of unit types (3 two‑bedroom, 11 one‑bedroom, 8 studios).
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$109,728
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.57%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,194,560
$2.2M
Cap Rate 7%
$1,567,543
$1.6M
Cap Rate 9%
$1,219,200
$1.2M
Market Conditions
NOI Build-Up for 9,016 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$216.4K $24.00/SF
− Vacancy
−$16.9K −$1.87/SF
EGI
$199.5K $22.13/SF
− OpEx
−$89.8K −$9.96/SF
NOI
$109.7K $12.17/SF
Area
Stockton, CA
Vacancy
7.80%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,194,560
Cap Rate 7%
$1,567,543
Cap Rate 9%
$1,219,200
Alternative Uses
Best Use
Apartment 5plus
$1.57M
$1.37M – $1.83M
NOI $109,728 @ 7.0% cap · market cap 4.57%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.44M
$2.13M – $2.84M
NOI $170,670 @ 7.0% cap · market cap 7.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,086
Businesses Nearby
Explore this area
Business Placement
Demographics for 95203, CA
18,064
Population
5,858
Households
3.1
Avg Household Size
34
Median Age
17%
College-Educated
69%
High-School Grad
6.2 sq mi
ZIP Area
2,914
Density / Sq Mi
$64,710
Median Household Income
$32,927
Median Earnings
$1,248
Median Rent
$349,800
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Completely renovated 22-unit apartment building near downtown Stockton.
Where is this apartment building located?
The property is located at 623-627 N Edison St Stockton, CA.
What is the asking price?
The asking price for this property is $2,399,000.
What are key features of this property?
This property features: Excellent going‑in CAP rate for investment property.; Completely renovated with over $300K investment.; 22‑unit apartment building with a mix of unit types (3 two‑bedroom, 11 one‑bedroom, 8 studios).
